Do the conveyancing solicitors identified through your search tool carry out auction conveyancing in Blackburn?
There are a few niche lawyers we can connect you with those who can conduct auction conveyancing. Blackburn is just one of the many areas of in which our lawyers have a presence.
What does my ID and proof of funds have anything to do with my conveyancing in Blackburn? Why is this being asked of me?
Blackburn conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement less than 3 months old).
Confirmation of the origin of funds is also necessary in accordance with the money laundering laws as solicitors are required to investigate that the money you are utilising to buy a property (be it the exchange deposit or the full purchase price if you are buying mortgage free) has originated from a reputable source (such as employment savings) as opposed to the product of illegitimate activity.
I am buying a 3 bedroom semi in Blackburn. Our aim is to carry out an extension to the side at the house.Will legal investigations on the property include checks to ascertain if these works were previously refused?
Your property lawyer should review the registered title as conveyancing in Blackburn will on occasion reveal restrictions in the title deeds which restrict categories of alterations or require the permission of another owner. Certain extensions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Blackburn conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being problematic. The Blackburn solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should my conveyancer be raising questions about flooding as part of the conveyancing in Blackburn.
Flooding is a growing risk for conveyancers specialising in conveyancing in Blackburn. Plenty of people will acquire a house in Blackburn, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Blackburn. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer may bring a legal claim for losses as a result of such an incorrect response. A buyer’s conveyancers may also carry out an environmental report. This will reveal whether there is any known flood risk. If so, further investigations should be made.
I am buying a new build apartment in Blackburn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Blackburn
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I have been on the look out for a flat up to £305k and found one round the corner in Blackburn I like with a park and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Blackburn suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.